HomeMy WebLinkAbout12/12/1989, 1 - RECOVERY CARE CENTER AND REZONING OF COUNTY-OWNED PROPERTY AROUND GENERAL HOSPITAL m�l►NNI�H�IAu�Dl 11 �� CiW of Sat LUIS OBispo nn2— z-
aWl2i COUNCIL AGENDA REPORT M'""`�
FROM: Randy Rossi, Interim Community Development Director
SUBJECT: \
Recovery Care Center and Rezoning of County-Owned Property
around General Hospital
CAO RECOMMENDATION:
Recovery Care Center: Approve the original staff recommendation
outlined in the attached staff report (this will refer the project to
the Planning Commission for a use permit and to the Architectural
Review Commission for design review) .
Initiate Rezoning: "SP" overlay on all county-owned property (this
would be referred to the Planning Commission and then return to the
council for adoption) .
BACKGROUND:
At your November 21st meeting, the council continued consideration of the
Recovery Care Center project rezoning, stating a preference for a "PD" rather
than "S" approach to the rezoning to PF (Public Facilities) . In addition, the
council requested staff to initiate rezoning of all of the adjacent county-
owned property to include a "PD" designation.
DISCUSSION:
1. The reason that the Recovery Care Center rezoning was brought to the
council with a Planning Commission recommendation for PF-S rather than
PF-PD was because at the time the applicant filed for rezoning, they had
insufficiently developed plans to qualify for the "PD" approach. "PD"
is appropriate when a rezoning is accompanied with a well-developed site
plan and building design. Since the project was undergoing design
revision and required extensive review by the state (as a demonstration
project) , the Planning Commission opted for the "S" overlay in order to
keep the rezoning moving along through the process and provide for
subsequent use permit review of the project itself. The "S" overlay was
intended to provide Planning commission review as a sensitive site.
2. With respect to initiating rezoning of all of the county-owned property
to include a "PD", staff is advising that this is not appropriate and
that there is a preferable approach. It is not appropriate because a
"PD" is not an overlay zoning but rather an "applicant initiated"
request wherein the rezoning request must be accompanied by a project
design. A better approach would be to require a specific plan by using
the "SP" overlay instead. The use of the "SP" sends the message that we
want a master-planned approached before any further development is
considered. By contrast, use of an "S" designation would not
necessarily result in master planning nor prevent a piecemeal approach.
p� NORInnGIIMMIINAL AGENDA REPORT Fr ' 11/21//89 MEETING.
���idl� ��lllll 1�PM�I C' o Sal i Luis OBISPO MEETING DATE:
� F p
= COUNCIL AGENDA REPORT rM''" NUMBER:
FROM: Randy Rossi, I er'm Community Development Director By: Pam Ricci, Assoc. Planner
SUBJECT:
Consideration of General Plan Amendment/Rezoning (GP/R 1422) for property located
adjacent to General Hospital.
CAO RECOMMENDATION:
1. Adopt a resolution concurring with the negative declaration of environmental impact
and amending the land use element map from Low Density Residential to Public
Facilities.
2. Pass to print an ordinance amending the zoning map from R-1 to PF-S and PF.
DISCUSSION
The applicant wants to amend the General Plan Land Use designation for the site from Low
Density Residential to Public Facility and rezone the property from R-1 to PF. In
conjunction with plans to build medical facilities on the site, a portion of the Bishop
Street right-of-way that extends across the site would be rededicated in a prior
alignment. The Bishop Street right-of-way was realigned to its present configuration at
the time that the adjacent Bishop Medical Plaza was reviewed.
The general plan amendment and rezoning are being requested to allow a recovery care
center to be established at the site. The center is a place where post-surgical patients
that do not require all of the services of an acute care hospital can recover for short
periods of time (24 - 72 hours). Such centers are being developed across the country in
an effort to help cut the high costs of medical care since a stay at the center would be
substantially less expensive than that at a conventional hospital.
On March 22, 1989, the Planning Commission recommended that the easternmost portion of
the site be rezoned PF-S, Public Facilities with the Special Considerations overlay, and
the westernmost portion zoned PF. They also supported the proposed rededication of the
Bishop Street right-of-way. In addition, the commission directed that a field survey of
the site be conducted by a qualified botanist to determine whether any rare or unique
plant species are present on the site.
Council consideration of the requests have been postponed until a plant study was done
and the applicants received approval of their project plans by the Office of Statewide
Health Planning and Development (OSHPD). With the recommended "S" overlay zoning placed
on the easterly portion of the site, Planning Commission approval of use permit for the
proposed recovery care facility will be required. At the time of use permit review,
specific conditions to address neighborhood compatibility issues will be imposed on the
proposed development plan.
SIGNIFICANT IMPACTS
With mitigation, no significant environmental effects are expected from the project. A
negative declaration has been granted by the Director. RECEIVED CCE ) VCD
NOY 1 4 19899
$. 004
SAN LUIS OBISPO,ca
'IM��1i1lll11it city or sa, .Uis OBIspo
00120 COUNCIL AGENDA REPORT
GP/R 1422
Page 2
CONSEQUENCES OF NOT TAKING THE RECOMMENDED ACTION
If the council denies the requested change in land use for the site, it would remain as
is until plans were approved by the city for a residential development project consistent
with the present R-1 zoning.
Data Summary
Address: 1575 Bishop Street
Applicant: County of San Luis Obispo
County of SLO Representative: Curtis Sorg
Project Developer: Dr. Brendan Mc Adams
Project Architect: John Pryor
Current Zoning: R-1
Current General Plan: Low Density Residential
Proposed Zoning: PF-S & PF
Proposed General Plan: Public Facilities
Environmental Status: A Negative Declaration of environmental impact with mitigation
was granted by the Director on February 8, 1989.
Project Action Deadline: Not subject to certification requirements.
Site Description
The approximately one-acre site is undeveloped and is part of a larger piece of property
owned by the County of San Luis Obispo (General Hospital). It is located between the
county hospital and the Bishop Medical Plaza office complex. Low density residential
uses exist to the southeast of the site. The site slopes east to west with an average
cross slope of about 10%. Vegetation on the site includes introduced annual grasses and
several native plants.
Proiect Deccri tion
The proposed surgical recovery care center (labeled Phase A on Sheet 2 of plans) will
occupy only the easternmost portion of the previously described site for which the
general plan amendment and rezoning are being requested. The westernmost portion of the
site is also proposed to be developed with medical-related uses in the future (Phase B).
More specific information on how this area will be developed has not been received.
Submitted plans show how the recovery care center would be developed. The center,
consisting of 8500 square feet of floor area, would house 20 beds. Patient rooms are
proposed around two large dayrooms and all have access to private courtyard and patio
areas. Other facilities in the center include offices, a kitchen, staff lounge, a
conference room and lobby. 20 parking spaces and a loading space for service vehicles
are proposed.
The proposed recovery center is one of six demonstration projects approved by the Office
of Statewide Health Planning and Development. These projects will be studied by the
state office over a period of three years to determine their effectiveness and to decide
' whether other similar facilities should be licensed in the future. Such facilities are
-- intended to fill a gap between minor in-office surgeries and long-term hospital stays and
to help cut overall medical costs.
Il���ahi��llllll�l� ���lll city Of san : .s OBISPO
WINGN COUNCIL AGENDA REPORT
GP/R 1422
Page 3
Patients are admitted to the center by their doctors after elective surgeries at area
hospitals and are transported to the center by a van. Patient stays are strictly limited
to between 24 and 72 hours and visitors are strongly discouraged to allow for the most
complete short-term patient recuperation. Center staff will consist of two to five
nurses. There are no doctors on staff, but one cardiac nurse is on duty at all times.
EVALUATION
The project was presented as a PD rezoning and preliminary development plan when it was
reviewed by the Planning Commission in March. The Planning Commission discussed the
possibilty of rare plants being found on the site and expressed concerns with the
location of the service delivery area and other aspects of the site plan.
For these reasons, the commission did not feel comfortable with recommending approval of
the PD rezoning and preliminary development plan. They felt that applying the "S"
overlay zoning to the easternmost portion of the site closest to the residences on Flora
Street was a better approach. With the "S" overlay zoning, potential compatibilty issues
would be addressed by review of precise development plans by the Planning Commission
through the use permit process. A majority of the commission did not feel that the "S"
overlay needed to be applied to the westernmost portion of the proposed rezoning site
because of its distance from any nearby residences.
Project components and potential issues are discussed in the following paragraphs:
1. Consistency with the General Plan•
i
Public Facilities was chosen as the preferred zoning and land use designation for the
project, since the hospital is so zoned and designated, and the County plans on
maintaining ownership of the property once developed. The site would be leased from the
County by the project developer on a long-term basis.
Despite the selection of the Public Facilities zoning for the site, the proposal was
evaluated in terms of both professional office and public facility policies since either
land use category would be appropriate for planned land uses at the site. The attached
initial study concludes that the proposal is consistent with general plan policies for
offices and public facilities that suggest medical offices and facilities
a. expand in areas around existing medical complexes;
b. avoid use of residential streets for access; and
C. expand on the county's Johnson Avenue property.
One general plan policy addresses the need for land use changes from residential to
office-type uses to be compatible with their surrounding neighborhood. This policy,
Professional Office Policy b.4., states that:
I
"The city should review all requests for conversion of residential uses to
professional office activities to ensure their ability to adequately function as
office uses, compatible with the surrounding neighborhood, ..."
��I>I��� iWhllll�ll� i��lll City of sar .pis osaspo
COUNCIL AGENDA REPORT
GP/R 1422
Page 4
While this policy was specifically written to address conversions of residential
structures into professional offices, its basic premise, relating to the compatiblity of
adjacent land uses, has relevance to the proposed land use change.
The relationship of the applicant's proposal with the adjacent R-1 development on Flora
Street is key to evaluating the appropriateness of changing the site from residential to
health-related land uses. The council, in supporting the requested changes, must find
that the project is compatible with the surrounding neighborhood and is therefore
consistent with the general plan. The land use compatibility issue is further evaluated
in subsequent sections of this report. I
2. Suitability of the Site for Residenti 1 vs Health R 1 U es
The project site is presently zoned residential, but is in many ways better suited for
non-residential development because of its direct access from Johnson Avenue and due to
the fact that most of the site is bordered by other health-related uses - hospital
facilities to the north and west and Bishop Medical Plaza to the south.
The rezoning and subsequent development of the property to the south of the site for the
Bishop Medical Plaza has had a significant effect on the suitability of the site for
residential uses. The project site might have been more logically developed
residentially in terms of a street network and lot layout had the property to the south
also been developed residentially.
The initial study discusses estimated residential development potentials of the site and
concludes that the losses to the citywide housing supply market are not significant.
3. Compatibility Concerns-
With the change in land use, the main compatibility concern is that the integrity of the
Flora Street neighborhood to the southeast of thesite is not adversely affected by
proposed development. Based on submitted plans and information on the center's
operation, it appears that the two uses can be compatible with one another.
I
The type of facility and its scale are the two main factors that will help assure
compatibility. Since the center will be occupied by patients recovering from surgeries
and staff size is limited, activities at the facility will be fairly quiet. In fact, the
center was located on the site closest to houses on Flora Street purposely to take
advantage of the quieter environment to help patients recuperate faster. The fact that
the building will be single story gives it a more residential scale.
The site plan reviewed by the Planning Commission for the recovery care center indicated
that patient arrivals via the transport van and service deliveries would occur on the
south side of the building. The concern arose that these delivery activities are perhaps
the least compatible functions of the proposed center because of noise and glare impacts
and should not be located on the side of the site closest to nearby houses..
I
I
city of san ; ,s OBispo
COUNCIL AGENDA REPORT
GP/R 1422
Page 5
Mitigation measures included in the initial study require this delivery area to either be
relocated or screened and buffered from adjacent residential uses to the satisfaction of
the Architectural Review Commission. The applicant has changed the proposal for this
area to address staff and commission concerns. Service vehicle access to this area has
not been eliminated, but has beeen greatly reduced. Transport van deliveries have been
relocated to the main entry of the building. Lockable bollards are proposed between the
parking lot and turfblock driveway that accesses the service entry to prevent
unauthorized vehicles from using the driveway. A supporting letter (attached) from a
similar facility in Phoenix indicates that deliveries to that facility are minimal.
Trash pick-up will occur in the parking lot.
In staff's opinion, the revised service area could be acceptable with adequate screening,
noise attenuation and appropriate use permit conditions limiting access. Staff has
advocated relocating the area, but the project architect and developers have indicated
that such a change does not work functionally with their state-approved floor plan, and
that restrictions on the use of the area will mitigate noise concerns. Staff is
confident that the design of the service area and limitations on its use can be worked
out during Planning Commission review of the required use permit and Architectural Review
Commission consideration of more detailed project development plans.
4. Parking:
Based on the operating characteristics of the proposed center, staff determined that the 1
most similar use listed in the zoning regulations for purposes of determining a parking
requirement was a hospital. The parking requirement for a hospital is one space per
bed. Plans indicate that 20 parking spaces will be provided, consistent with the one
space per bed requirement.
Staff feels that the number of spaces proposed will adequately serve the parking demand
of the proposed center based on the number of employees staffing it, the fact that
patients do not leave vehicles at the site and the center's policy to discourage
visitors.
5. Bishop Street Right-of-Way-Exchange:
An existing dedicated right-of-way for an extension of Bishop Street traverses the site.
To accommodate proposed development, the right-of-way would need to be relocated.
The existing street right-of-way allows for a possible future street connection of Bishop
Street with Flora Street. At this point in time, it is unknown whether the street
connection will eventually be developed or if it is even the most desirable areawide
circulation alternative. For this reason, the city is not requiring the street to be
constructed or frontage improvements installed as part of this project. However, the
city wants to keep its options open for eventually developing the street connection.
Therefore, with proposed development, the city is requesting that an alternative
right-of-way dedication be made to allow for the possible street connection in the
future.
j,.
The overall site plan on Sheet #2 of pians shows the existing street right-of-way and the -
alternative dedication. The new dedication accommodates the Bishop Street extension
connecting with an extension of Flora Street. / ��
'1191111111111,N fill city of sa. Us OBISPO
COUNCIL AGENDA REPORT
GP/R 1422
Page 6
Like the Fairview Station project included on the same council agenda, the proposed
rededication of the Bishop Street extension is considered a right-of-way exchange, rather
than a formal street abandonment per the Streets and Highways Code Procedures. The
right-of-way exchange can be executed through a subdivision map process. A tentative
parcel map showing the necessary dedication of right-of-way to complete the desired
street alignment has been submitted.
A circulation alternative to connecting Bishop and Flora Streets that the city is
contemplating is to terminate Flora Street where it presently ends adjacent to the
hospital property in a cul-de-sac. The applicant's site plan accommodates this
possibility by reserving space in the southeastern corner of the site plan for the
development of the cul-de-sac.
In conjunction with the proposed right-of-way exchange, staff is suggesting that a
portion of an existing 25-foot wide public utilities easement located along the site's
south property line be quitclaimed. It has been determined that a 10-foot wide easement
is sufficient to accommodate an existing city water main and overhead electrical lines.
Access to this easement through the site needs to be maintained.
6. Possible Rare Plant
As part of their recommendation on the proposed land use change, the Planning Commission
directed that a survey be conducted by a qualified botanist to determine if any rare
plant species exist on the site. The initial botanical survey focussed on two plants,
purple needle grass that was found at scattered locations on the site, and the Brewer's
spine flower that was suspected to exist.
A second survey confirmed that the Brewer's spine flower did not exist on the project
site, but was found on a vacant lot northeast of the proposed project. A mitigation
measure has been added to the initial study to require fencing off, or staking of, the
vacant lot where the spine flower was observed to protect the rare plants during project
construction.
PREVIOUS REVIEW
On January 25, February 8, February 22, and March 8, 1989, the Planning Commission
continued the proposal on staff's recommendation since sufficient information had not
been received to adequately evaluate potential project impacts and issue areas. The
commission took an action to support the proposed land use change and right-of-way
exchange on March 22, 1989, as discussed previously.
On May 16, 1989, the proposal was continued by the City Council on staff's recommendation
until the requested botanical survey had been completed.
OTHER DEPARTMENT COMMENTS
No other departments have raised objections to the proposed change in land use
designation or right-of-way exchange. Requirements of the Fire and Public Works
Departments will be incorporated as conditions of Planning Commission use permit
approval. Public Works has noted that a protected left turning phase in the signal at
the intersection of Bishop Street and Johnson Avenue will be a requirement of the use/
permit. &( (p
II�����Ni�►►IIIIIiUP l�lll city of San 'S OBISpo
COUNCIL AGENDA REPORT
7Page
422
ALTERNATIVES
The Council may:
L Approve the General Plan Amendment and Rezoning based on required findings.
2. Adopt some other land use designation for this site.
3. Continue review.
4. Deny the application if the Council decides it would not conform to general plan I
Policies or would not be appropriate at this location. The present Low Density
Residential land use designation and R-1 zoning would remain.
RECOMDIENDATION
1. Adopt a resolution concurring with the negative declaration of environmental impact
and amending the land use element map from Low Density Residential to Public
Facilities.
2. Pass to print an ordinance amending the zoning map from R-I to PF-S and PF.
Attachments: Draft Resolution & Ordinance
Vicinity Map
Reduced copies of project plans
Initial Study ER 69-88 (incorporating botanical survey)
P.C. minutes of 3-22-89
Letters from applicants discussing center deliveries
Exhibit showing Bishop-Flora Street connection
Telegram Tribune article discussing center
- I
RESOLUTION NO. (1989 SERIES)
\;
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
AMENDING THE LAND USE ELEMENT MAP FROM LOW-DENSITY RESIDENTIAL
TO PUBLIC-FACILITY FOR PROPERTY AT 1575 BISHOP STREET, SOUTH `
OF GENERAL HOSPITAL (GP/R 1422)
WHEREAS, the Planning Commission and City Council have held
hearings to consider amendment to the general plan Land Use Element map in
compliance with the Government Code; and
WHEREAS, the amendment has been evaluated in accordance with the
California Environmental Quality Act and the city's Environmental Impact Procedures
and Guidelines and the request to change the Land Use Element map to Public
Facility for property at 1575 Bishop Street poses no adverse impacts on the
environment and has been granted a negative declaration by the Community
.1
Development Director, and
WHEREAS, the amendment is appropriate at the proposed location and
will be compatible with surrounding land uses; and
WHEREAS, the proposed amendment is consistent with the city's
general plan;
NOW, THEREFORE, BE IT RESOLVED by the Council of the City of
San Luis Obispo as follows:
SECTION 1. The determinations of the Community Development
Director concerning environmental documents are hereby affirmed.
SECTION 2. The Land Use Element map is hereby amended as shown
on the attached exhibit.
SECTION 3. The Community Development Director shall cause
c
Resolution No. (1989 Series)
GP/R 1422.
Page 2
changes to be made in publications and maps which are available to the public and
displays in City Hall.
SECTION 4. This action shall take effect thirty (30) days from the date
of adoptionof this resolution.
On motion of seconded by .
and on the following roll call vote:
AYES:
NOES:
ABSENT:
the foregoing resolution as passed and adopted this day of
1989.
May
ATTEST:
City Clerk .
APPROVED:
la!ty A trative Officer
tto
Community Development Director
CHANGES TO THE GENERAL PLAN MAP_
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ORDINANCE NO. (1989 SERIES)
AN ORDINANCE OF THE CITY OF SAN LUIS OBISPO AMENDING THE
THE OFFICIAL ZONE MAP OF THE
ACITY TO REZONE PROPERTY
T' 1575 BISHOP STREET, FROM R-1 TO PF AND PF-S
(GP/R 1422)
WHEREAS, the Planning Commission and City Council have held
hearings to consider appropriate zoning on subject property in accordance with
Section 65800 et.seq. of the Government. Code; and
WHEREAS, the City Council finds that the proposed zoning is
consistent with the general plan; and
WHEREAS, the rezoning has been evaluated in accordance with the
California Environmental Quality Act and the city's Environmental Impact Procedures
and Guidelines and a negative declaration has been granted by the city; and
WHEREAS, the proposed zoning promotes the public health, safety and
general welfare; and
WHEREAS, the Special Considerations overlay zoning designation is
intended to require review of projects to ensure that development of the easternmost
site is compatible with the adjacent residential neighborhood.
BE IT ORDAINED by the Council of the City of San Luis Obispo as
follows:
SECTION 1. Pursuant to the city's Environmental Guidelines, the
project's negative declaration is hereby affirmed.
SECTION 2. That the property at 1575 Bishop Street be rezoned from
R-1 (low-density residential) to PF (Public Facility) and PF-S (Public Facility, Special
Considerations) as shown on the attached zoning map,
MEETING AGENDA
DATE . i d 9 ITEM # /
ORDINANCE NO. (1989 SERIES)
AN ORDINANCE OF THE CITY OF SAN LUIS OBISPO AMENDING THE
THE OFFICIAL ZONE MAP OF THE CITY TO REZONE PROPERTY
AT 1575 BISHOP STREET, FROM R-1 TO PF-S
(GP/R 1422)
WHEREAS, the Planning Commission and City Council have held
hearings to consider appropriate zoning on subject property in accordance with
Section 65800 et.seq. of the Government Code; and
WHEREAS, the City Council finds that the proposed zoning is
consistent with the general plan; and
WHEREAS, the rezoning has been evaluated in accordance with the
California Environmental Quality Act and the city's Environmental Impact Procedures
and Guidelines and a negative declaration has been granted by the city; and
WHEREAS, the proposed zoning promotes the public health, safety and
general welfare; and
WHEREAS, the Special Considerations overlay zoning designation is
intended to require review of projects to ensure that development of the easternmost
site is compatible with the adjacent residential neighborhood.
BE IT ORDAINED by the Council of the City of San Luis Obispo as
follows:
SECTION 1. Pursuant to the city's Environmental Guidelines, the
project's negative declaration is hereby affirmed.
SECTION 2. That the property at 1575 Bishop Street be rezoned from
R-1 (low-density residential) to PF-S (Public Fa0lity,^Special Considerations) as
O shown on the attached zoning map. ! ;Dc;;o'5y CEIV
ED
( Council
j?cno
( EC 1 2 1989
t?Ci:/Atty.
cGCler� .3'SSP
CITY CLERK
97777 LUIS OBISPO.CA
Ordinance No. (1989 Series)
GP/R 1422
G Page 2
SECTION 3. This ordinance, together with the ayes and noes, shall be
published once in full, at least (3) days prior to its final passage, in the Telegram-
Tribune, a newspaper published and circulated in said city, and the same shall go into
effect at the expiration of thirty (30) days after its said passage..
INTRODUCED AND PASSED TO PRINT by the Council of the City
of.San Luis Obispo at its meeting held on the day.of on
motion of seconded by and on the
following roll call vote:
AYES:
NOES:
ABSENT:
• Mayor
ATTEST:
City Clerk .
APPROVED:
City Ad_ ' trative Officer
i Att ne
CCommunity Development Director
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city Of san tuts OB1Sp0
A INITIAL STUDY OF ENVIRONMENTAL IMPACT
SITE LOCATION-1575 B 1 S h=Siree+ APPLICATION NO. EF �o9-8�
PROJECT DESCRIPTION rnn4y l + A rPlnV ry Gane_ Pn+ Y On nrnnPr . n a}orf
imma ix+; _lx isn,1M W ,Saa Lt lis ( oiann rAI;n-4-N. Ae-nvr4l 4i,cDi�',a
APPLICANT'_-r4_u1i rtt .5A&I L.i S nhi�nn -
STAFF RECOMMENDATION: y
X NEGATIVE DECLARATION X MITIGATION INCLUDED
EXPANDED INITIAL STUDY REQUIRED n ENVIRONMENTAL IMPACT REPORT REQUIRED
PREPARED BY �a,o�Rirr Imo. -A4sac.L3 e r lwn,-r DATE_ 1- 2-s.-R9
COMMUNITY DEVELOPMENT DIRECTOR'S ACTION: DATE 2/8L89
Negative Declaration :with Mitigation Included
SUMMARY OF INITIAL STUDY FINDINGS
I. DESCRIPTION OF PROJECT AND ENVIRONMENTAL SETTING
L POTENTIAL IMPACT REVIEW POSSIBLE ADVERSE EFFECTS
A. COMMUNITY PLANS AND GOALS ..................................................... Nnr1e
B. POPULATION DISTRIBUTION AND GROWTH............................................_None_
C. LAND USE ......................._.............................................._..9�r3ybG �mi�ina�inn inrludPd
D. TRANSPORTATION AND CIRCULATION ................................................ auded
i � int_Iuded
E PUBUCSERVICES ......................... .. IVnnE
F. UTILITIES............................................................................ . Ye E' miI1'AA40t3 in-A=a
• G NOISE LEVELS ............................................................ YP mf '�'VJT'nn ln�ludp�
H. GEOLOGIC 3 SEISMIC HAZARDS 6 TOPOGRAPHIC MODIFICATIONS ...............:..... do 2
1. AIR QUALITY AND WIND CONDITIONS...................................... .......... N nn e
J. SURFACE WATER FLOW AND QUALITY ................................................
K PLANT LIFE..........
............................:................................
Nnn2
L ANIMAL LIFE..........................................................................
None
M. ARCHAEOLOGICAL/HISTORICAL ....................................................None-
N. AESTHETIC .................................................... .................... YP_�i rr�i �tnn in�lu
O. ENERGWRESOURCEUSE ..................................... nn�P
P. OTHER ................................... N nrle
STAFF RECOMMENDATION
'SEE ATTACHED REPORT 584*
ER 69-33
Pagc 2 ^,
i
I. DESCRIPTION OF PROJECT AND ENVIRONMENTAL, SETTING
The applicant wants to amend the General Plan Land Use designation for the approximately
one acre site from Low Density Residential to Public Facility and rezone the property
from R-1 to PF-PD. In conjunction with the proposed general plan amendment and rezoning,
a portion of the dedicated right-of-way for Bishop Street which extends across the site
would be abandoned and rededicated in a prior alignment.
The proposed entitlements are being requested .to allow a surgical recovery care center
consisting of about 6600 square feet of floor area to be established on the easternmost
portion of the site. The center is a place where post-surgical patients that do not
require all of the amenities of an acute care hospital can recover for short periods of
time (24-72 hours).
The center is proposed to be developed in two phases. The first and larger phase would
be built as soon as necessary approvals were secured and the second in about two years
from completion of first phase construction. The first phase would include recovery
rooms containing 10 beds and a day room and many of the center's key facilities (office,
kitchenette, nurses' station, main waiting area). The second phase would add recovery
rooms containing 10 beds and a day room.
The site is undeveloped and is part of a larger piece of property owned by the County of
San Luis Obispo (General Hospital). It is located between the county hospital and the
Bishop Medical Plaza office complex. Low density residential uses exist to the southeast
of the site. The site slopes east to west with an average cross slope of about 10% and
does not contain any significant vegetation.
This initial study evaluates the potential environmental impacts of the two phases of the
surgical care recovery center proposed on the easternmost portion of the site. The
westernmost portion of the site included in the rezoning request is also proposed to be
developed. Tentative plans are to develop this area with additional medical offices.
However, since sufficient information is not available at this time to evaluate the
potential impacts of this development, another initial study will need to be prepared in
the future.
11. POTENTIAL IMPACT REVIEW
A. Communitv Plans and Goals:
1. Land Use Element
The applicant wants to change the current zoning and general plan land use
designation for the site from low density residential to public facilities to
allow new medical offices and facilities to be established on vacant land
adjacent to the hospital. Public facilities was chosen as the preferred zoning
and land use designation for the project since the hospital is so zoned and
designated and it plans on maintaining ownership of the property once
developed. However, staff has evaluated the proposal's consistency with both
professional office and public facility policies since either land use category �.
would be appropriate for planned uses of the site.
ER 69-88
Page 3
C'
a. Office policies in the land use element have a common underlying theme of
encouraging the centralization of office uses in areas close to commercial
centers that office uses traditionally have close functional relationships
with. Policies specify that the preferred areas for new office development
and expansion are those close to the Central Business District (CBD) and
specialized centers such as medical complexes.
Conclusion: The applicant's request is consistent with land use policies
that call for medical office expansion in areas around existing medical
complexes since the site is located adjacent to General Hospital and the
Bishop Medical Plaza.
Professional office policy b.4. states that:
"The city should review all requests for conversion of residential uses to
professional office activities to ensure their ability to adequately
function as office uses, compatible with the surrounding neighborhood, ..."
The relationship of the applicant's proposal with the adjacent R-1
development on Flora.Street is key to evaluating the appropriateness of
changing the site from residential to commercial land uses. The planning
commission will make a recommendation to the city council who will
ultimately determine whether the project is compatible with the surrounding
neighborhood and is therefore consistent with the general plan. The land
use compatibility issue is further evaluated in the Land Use section of
this initial study.
Professional office policy b.6. states thatt
"Primary access to professional office activities should be provided from
commercial arterial or collector streets and should avoid the use of local
residential circulation."
Conclusion: The project will be accessed by an existing drivewav that
heads east across the general hospital property from the signalized
intersection of Bishop Street and Johnson Avenue. Currently there is not a
street connection between the hospital property and surrounding residential
areas. Therefore, traffic generated by the project would not use
residential streets to access the project.
Areawide circulation issues and traffic impacts are' further evaluated in
the Transportation and Circulation section of this initial studv.
b. Public Facility Land Use Obiective
The following objective is relevant to the applicant's proposal:
"County hospital and health department should remain and if necessary_
expand on county property on Johnson 'Avenue."
Conclusion: The applicant's proposal is consistent with this objective.
ER 69-88
Pagc -I
2. Housing Element
The proposal is not in direct conflict with policies contained in the city's
housing element. In general, policies attempt to preserve the existing housing
stock and to provide a variety of housing types suitable to the different
preferences and incomes of city residents. There is not policy language which
prohibits the rezoning of residential property to commercial uses. The proposal
will not result in the removal of existing, housing or the displacement of
residents. The number of units that coud be constructed on the site is not
enough to make a significant impact on the city's available housing stock (see
discussion under B. Population Distribution and Growth).
Mitigation Measure: None required. The request is not in conflict with
Policies contained in the city's general plan.
B. Population Distribution and Growth,
Under the site's present low density residential designation, the site would
accommodate as many as 8 dwellings, or about 19 people. With a conventional, single
family subdivision, probably not more than 6 houses would be developed accommodating
13 people.
The proposed recovery care center will have a maximum of five employees and 20
patients. Visitors to the center are strongly discouraged. to allow for the most
complete short-term recuperation of patients. However, during visiting hours about
guests could be expected at the site in addition to patients and employees.
Conclusion: No significant population changes are expected ab a result of the
project.
C. Land
Use-
The project site is presently zoned residential, but is in many ways better suited
for commercial development because of its access directly from Johnson Avenue and due
to the fact that most of the site is bordered by commercial uses - hospital
facilities to the north and west and Bishop Medical Plaza to the south.
The rezoning and subsequent development of the property to the south of the site for
the Bishop Medical Plaza had a significant impact on the suitability of the site for
residential uses. The project site might have been more logically developed
residentially in terms of a .street network and lot layout had the property to the
south also been developed residentially. In spite of the Bishop Medical Plaza's
influence on the subject site, rezoning of the project site would not necessarily
induce adjoining undeveloped parcels to develop commercially because these parcels
are less optimally located for such uses (more influenced by adjoining residential
uses).
The rezoning of the site will not necessarily disrupt the planned land_ use of the
area. The site was obviously originally planned for residential uses, but it also �1
meets identified criteria in the land use element for the expansion of medical
facilities (located adjacent to the. hospital and medical office complex and access to
the site is from an arterial street, rather than through a residential area).
ER 69-83
C Page 5
Mitigation Measures• The project can be designed to be compatible with adjacent
residences on Flora Street. Features that would help assure compatibility that staff
is recommending as mitigation measures include:
Locating buildings, rather than parking areas closest to residences.
Minimizing building height.
Limiting the number of windows on the ,southerly side of the building.
Increasing setbacks closest to residences.
Selecting landscaping to be located in the southerly yard arda that provides
good screening.
D. Transportation and Circulation:
L Site Access/Area Circulation
Access to the project sitewill be obtained from an existing driveway that
extends easterly through. the general hospital property. from the signalized
intersection of Johnson Avenue and Bishop Street. This driveway for a distance
of about 300 feet from the intersection is located within a dedicated
right-of-way for the extension of Bishop Street through the general hospital.
�J property. The alignment of the Bishop Street extension as presently dedicated
was established at the time the adjacent Bishop Medical Plaza was being
reviewed. The county now wants to abandon a portion of the dedicated
right-of-way for the street extension and rededicate it in a previous straighter
alignment.
The dedicated street right-of-way would allow Bishop Street to eventually
connect with Flora Street. However, street improvements to effectuate such a
connection are not proposed at this time. In fact, it is not known whether or
not the street connection will be developed i.n the future or if it is even the
most desirable areawide circulation alternative.
The county is working on a master circulation plan for its general hospital
property. The city will also be evaluating proposed future streets as part of
the update of the circulation element. Both documents will evaluate the
Bishop/Flora street connection and eventually be approved by the city council.
Until the conclusions of these circulation studies are known, the city is
requesting the rededication of the Bishop Street extension by the applicant to
reserve the option of developing a possible future street connection with Flora.
gation Measure: The applicant shall dedicate right-of-way for a new
alignment of a Bishop Street extension through the general hospital property
with the proposed abandonment.
ER 69-83
Page 6
A circulation alternative to connecting Bishop and Flora Streets that the city
is contemplating is to terminate Flora Street where it presently ends adjacent
to the hospital property in a cul-de-sac. The city is asking that the
applicant's site plan accommodate this possibility by reserving space in the
southeastern corner of the site plan for the development of the cul-de-sac.
Mitigation Measure:
The applicant shall locate project improvements to allow for development of a
portion of the Flora Street cul-de-sac. Exact dedication shall be as required
by the City Engineer. Setback of any structures from the cul-de-sac shall be a
minimum of 20 feet to be consistent with the setbacks of houses on Flora Street.
2. Traffic Impacts
Evaluating vehicle trip generation attributable to the project. is difficult
since the type of facility is not specifically listed in the Institution Of
Transportation Engineers (ITE) Trip Generation manual. Based on information
supplied by the applicant, the facility will have characteristics of a hospital
and a nursing home. The center will have a potential capacity of 20 patients
and a staff of between two and five nurses. Traffic projections are complicated
by trips made to the site by patient transport and delivery vehicles as well as
trips made by guests of patients. Based on averaging between hospital and
nursing home uses from the. ITE manual, the project would generate approximately_
14 vehicle trips in the peak hour and 143average vehicle trips per weekday.
Peak p.m. hour traffic at the intersection of Johnson Avenue and Bishop Street
is about 1565 vehicle trips (based on traffic counts taken March 1988). Current
traffic levels are well below the intersection's assigned peak hour capacity of
4347. Adding projected trips attributable to the development to existing peak
hour traffic estimates, the new peak hour total at the intersection would be
1579 trips. This volume of traffic as a ratio of capacity is 0.36 (unchanged
from current). Table 4 of the Circulation Element identifies volume to capacity
ratios between 0.00 and 0.60 as Level of Service A (relatively free-flowing).
Conclusion: The project will generate more traffic than development of the site
with single-family homes would (143 ADT for project, about 60_ADT for homes).
However, the quantity of additional traffic generated by the project is
considered minor in relation to current street volumes and will not adversely
the carrying capacity of adjacent streets.
Mitigation Measure• None required.
3. Patient Transport Van Access
Patients are admitted to the center by their physicians and transported from the
hospital by a van. Submitted plans indicate that vans will access the building
through a driveway located along the site's southerly property line. A concern
exists that this type of activity is located on the side of the building closest �`
to the nearest houses on Flora Street because of potential noise and glare 1
(headlights) impacts.
ER 69-88
Page 7
Mitigation Meacurr•
Transport van access should be relocated to minimize potential impacts to
adjacent residences. The access could remain on the south side of the building
if specific information on a turnaround and screening and.noise attenuation
measures for the area were approved by the Architectural Review Commission along
with their more detailed review of project plans.
F. Utilities:
1. Water
Under current conditions, development of the project would reduce the level of water
service for city customers. City water use in fall 19" (8,042_ acre-feet per year)
exceeded safe annual yield (7,357) by about nine percent. Safe annual yield is the
amount of water which can be withdrawn from reservoirs year after year, without
running out of water during a drought like that which has been experienced since the
reservoirs have been in use. As water use increases above safe yield, cutbacks from
usual water use will be needed more often and they will have to be more substantial
to avoid running out of water. In response to two-years of below-average rainfall,
the city is aiming for a 25-percent reduction in water use during 1988-89. More
substantial reductions may be needed in following years.
O While the city is pursuing conservation and several supplemental sources of water,
new supplies may not keep pace with added demand due to development. Therefore, the
City Council has adopted development controls (the Water Allocation Regulations) to
help correct the current imbalance between water use and supply. The controls could
delay or prevent issuance of building permits.
The proposed development would use about 2.00 acre-feet per year. . This project would
use less than .02 percent of current safe annual yield.
The applicant has not proposed any special water-saving features.
Mitigation Measures.
The following water-saving features shall be incorporated into .the project:
a. Drought-resistant landscaping over the majority of the site.
b. Drip irrigation and other water-saving irrigation techniques where applicable.
C. Installation of low-flow showerheads and faucets and water-saving toilets in all
rooms.
Utilities Easement
A 25-foot wide public utility easement exists along the south property line of the
site. The easement contains a city water line as well as overhead electrical lines.
O The second phase of project development is shown to encroach into this easement.
/of-30
ER 69-88
Page 8
Mitigation Measure-
Plans need to accurately plot the easement and the utility lines it contains.
Buildings and other permanent improvements need to be properly set back from the
easement to allow for access to utilities. It may be possible to quitclaim a portion
of the easement along with the .strcet abandonment if it is determined that a narrower
easement could adequately accommodate existing utilities.
G. Noise:
The noise contour map included in the city's Noise Element indicates that noise
levels on the site fall between 50 and 55 decibels Ldn. This is considered a clearly
acceptable range for hospital and nursing homes. In the clearly acceptable range
noise exposure is such that the activities associated with the land use can be
carried out with essentially no interference.
The main noise concern associated with the proposal is how noise generated from the
commercial activities of the center may impact nearby houses on Flora Street.
For the most part, activities of the center will be fairly quiet. In fact this
facility was purposely located further from Johnson Avenue and closer to houses on
Flora Street to take advantage of the quieter environment to help recovering
patients.
Mitigation Measures:
It can be expected that most of the noise generated by the center will come from the
building's mechanical equipment and from delivery vehicles: For these reasons, staff
recommends the following mitigation measures be incorporated into the project:
1. The type and locations of mechanical equipment shall be reviewed and approved by
the Architectural Review Commission to limit noise generation.
2. The transport van access shall be relocated to minimize potential impacts to
adjacent residences. The access could remain on the south side of the building
if specific information on a turnaround and screening and noise attenuation
measures for the area were approved by the Architectural Review Commission along
with their more detailed review of project plans. (Same mitigation measure as
listed in Section D. 3, of this inital study.)
K. Plant Life:
The moderately sloping site has been disturbed over time, but contains a variety of
introduced annual grasses and several native plants. With proposed development,
these plants will be removed.
A botanical survey of the site was done in response to Planning Commission direction
to determine if any rare or unique plants existed on the site. The initial botanical
survey focussed on two plants, purple needle grass, that was found at scattered
locations on the site, and the Brewer's spine flower that was suspected to exist.
ER 69-88
• Page 9
A second survey confirmed that the Brewer's spine flower did not exist on the project
site, but was found on a vacant lot northeast of the proposed project.
Conclusion: May be significant.
Mitigation Measure•
The applicant shall stake, or fence off, the vacant lot to the northeast of the project
site where the spine flower was observed to protect the rare plants during project
construction, to the approval of the Community Development Director and the project
botanist.
N. Aesthetic:
The proposed care facility will be visually prominent from various vantage points
because of the elevation of the site. The site is also located nearby existing homes
on Flora Street.-
Mitigation
treet.-Mitigation Measure•
The Architectural Review Commission will need to carefully study the project'
building and site design to assure neighborhood compatibility and sensitivity to its
hillside setting.
III. STAFF RECOMMENDATION
The staff recommends that a negative declaration incorporating the suggested mitigation
measures be prepared for the project.
pr#5:er69-88
•
/�2=3�
ENVIRONMENTAL REVIEWER 69-88
SUMMARY OF MITIGATION MEASURES
1. The following site and building design guidelines shall be incorporated into the
project:
a. Locating buildings, rather than parking areas closest to residences.
b. Minimizing building height.
C. Limiting the number of windows on the southerly side of the building.
d. Increasing setbacks closest to residences.
e. Selecting landscaping to be located in the southerly yard area that provides
good screening.
I The applicant shall dedicate right-of-way for a new alignment of a Bishop Street
extension through the general hospital property with the proposed abandonment.
3. The applicant shall locate project improvements to allow for development of a portion
of the Flora Street cul-de-sac. Exact dedication shall be as required by the City
Engineer. Setback of any structures from the cul-de-sac sha11 be a minimum of 20
feet to be consistent with the setbacks of houses on Flora Street.
4. The following water-saving features shall be incorporated into the project: -�
a. Drought-resistant landscaping over the majority of the site.
b. Drip irrigation and other water-saving irrigation techniques where applicable.
C. Installation of low-flow showerheads and faucets and water-saving toilets in all
rooms.
5. The applicant shall submit plans that accurately plot the easement and the utility
lines it contains. Buildings and other permanent improvements need to be properly
set back from the easement to allow for access to utilities. It may be possible to
quitclaim a portion of the easement alongwith the street abandonment if it is
determined that a narrower easement could adequately accommodate existing utilities.
6. The type and locations of mechanical equipment shall be reviewed and approved by the
Architectural Review Commission to limit noise generation.
7. The transport van access shall be relocated to minimize potential impacts to adjacent
residences. The access could remain on the south side of the building if specific
information on a turnaround and screening and noise attenuation measures for the area
were approved by the Architectural Review Commission along with their more detailed
review of project plans.
8. The applicant shall stake, or fence off, the vacant lot to the northeast of the
project site where the spine flower was observed to protect the rare plants during )
project construction, to the approval of the Community Development Director and the
project botanist.
��-33
Mitigation Measures
. Page 2
9. The Architectural Review Commission will need to carefully study the project-
building and site design to assure neighborhood compatibility and sensitivity to its
hillside setting.
10. If the Community Development Director determines that the above measures are
ineffective or physically infeasible, he may add, delete or modify the mitigation to
meet the intent of the original measures.
pr#5:er69-88
•
From: �j
Malcolm McLeod PhD e March 31. 1989
2122 Loomis St.
San Luis Obispo, CA 93401
To:
County of San Luis Obispo
General Services Department
Attention; Dr. George Rowland and/or Paul Stormoen
Subject:
Botanical Survey
Introduction:
I was asked to do a study of the vegetation of the proposed site of the Recovery
Care Center northeast of Bishop and southwest of an extension of.Flora Street,across
Bishop street from County General Hospital,.San luis Obispo city and county(see
map).A primary concern was determination as to whether or not rare and/or
endangered plants were present on the parcel
Vegeta m-
The vegetation on the site is heavily modified grassland. Covering most of the
area are introduced annual grasses such as wild oats and Italian rye grass.Red bnmre is
particularly evident at the southwest,lower part of the parcel.
Interspersed in this annual grassland are several native taxa. These include
annual showy wildflowers such as the succulent h"e and California poppy, and less
showy ones such as the lomatium. The only native grass found on the site was purple
needle grass.
A.plant which becomes evident in late spring is Brewer's spine flower. It
appears in locations where the early spring grasses are somewhat sparse,l could not
tell whether or not this plant was present on the site because of its late spring
appearance.
Site vah3
The vegetation on the.site does not have a great deal of value because of the
disturbance that has occurred. It has evidently been used as a place to pile excavated
materials from other sites dose by. There are two plants which give the site value. The
purple needle grass was once widespread in such places as the central valley of
California in vast stands of native perennial bunch grasses. These stands of native
grasses have largely disappeared.Thus the presence of such grasses on a site is
significant. There are very few plants of the purple needle grass on the construction
site, however,since it cannot compete with the inbDdueed annual grasses.
The other plant of interest is the Brewer's spine flower. Brewer's spine flower
is endemic to serpentine or serpentine derived soils in the area in and surrounding
San Luis Obispo. It is found nowhere else. It is listed by the California native Plant
Society in their lmwen*ryce mare and�'ndan s>`v/artlanfs of
Rare and Endangered.It this sj as
pedes proves to be present Yapresent on the site it make
the site very valuable.
i�-3S
i
Impacts
The project would result in the complete removal of the current vegetation by
the construction of bufldings,parking lots and possible street extensions.
Recormnendaticm
What appear to be Brewer's spineflower has been located and photographed
on the piece of vacant land just to the north%W of the project.stte. Brewer's
spineflower blooms atabout the end of May.A search should be made at that time to
determine whether or not the plant is present on the project site as well.The area
should.not be subject to disturbance such as mowing until a search can be made.Since
the spineflower apparently does exist on the vacant land to the north this area
should not be disttaibed in any way during construction
11dofPlantsFow ontheParcel
Anaga/lis arvensis pimpernel Primulaceae
Astragalus aGdymaarpus rattleweed Fabaceae
_4 venalatua wild oats Poaceae
R.rasricanigra black_ mustard Brassicaceae
Brov�usrubens red brome Poaceae
Cblorogalum pomeridiaaum soapwort Liliaceae.
Ghorizanthe breweri . Brewer's spineflower Polygonaceae
Convolvulursp bindweed Convolvulaceae,
Erodium dcutarium filaree Geraniaceae
Eq-chscbnlziel c"ornica California poppy Papaveraceae
Foeniculum w/gare fennel Apiaceae
Lolium muAdIbrum Italian rye Poaceae
Lomatium dasycArpum Apiaceae
Lomatium uzdcu/atum Apiaceae
Lotus sp Fabaceae
Lupinus,ruavlentus succulent lupine Fabaceae
Afalva AAWMnsrs cheeseweed Malvaceae
Ale&izWopalyme,rrpha bur clover Fabaceae
Afelilotu.'rk cus yellow sweet clover Fabaceae
RN7,is echioides . prickly oz tongue Asteraceae.
PI-ntVo m9lar plantain Plantaginaceas
PIM140 erecta plantain Plantaginaceae
Rumex c^ispus curly dock Polygonaceae
senedo vulgaris groundsel Asteraceae
Sonchusoleraceus sow thistle Asteraceae
S7ipo pulchra purple needle grass Poaceae
Vida benghalensis purple vetch Fabaceae
r
Yl
all
� I 1
i'
From:
Malcolm McLeod PhD /'""` � y
CJune 3,1989
Loomis Sl.
2122.
San Luis Obispo, CA 93401
To:
County of San Luis Obispo
General Services Department
Attention; Dr. George Rowland and/or Paul Stormoen .
In my March 31, 1989 report of a botanical survey of the proposed
site of the Recovery Care Center northeast of Bishop and southwest of an
eitension of Flora Street, across Bishop street from County General Hospital,
San Luis Obispo city and county, I recommended that the area be searched at
the end of May to determine the presence or absence of Brewer's.
spineflower on the site. 1 looked at the, property on May 26, 1980. There is a
spineflower on the piece of vacant land just to the north .of the project
site. As far as I could determine, the spineflower does not extend onto the
project site.
The main precaution that needs to be taken has to do with avoiding
the area to the northWof the project site. That area should not be
disturbed in any way during or after construction.
G
G
Care Center
follow up 1
Impacts:
1'. e pmiect would result in the complete removal of the current vegetation by
the Crn,tn;ction nr buildings. parking hits and co,sible street extensions.
Recommendatiows:
ai.pears to be Brewer's sptnctltnverhas L•cen !owtcd and photogniphed
on the puce of--.acant land just to the northwest of the project site. Hrewers
sprnetlo.aer blooms at about the end of May.A search should be made at that time to
cicterin,•nc whether or not the plant is present on the project site as well. The area
should not be subject to disturbance such as mowing until a search can be made.Since
the sutnetlower apparently does exist on the vacant land to the northwest, this area
should not be disturbed in any way during construction.
list of I'Iant.>hound on the Parcel
1='• � Juslfuir,U,s Pimpernel Primulaceae
rii;:C3
J' rattlewced Fabaceae
Arwild oats
Poaceae
�:''c3;J17ru black mustard
�!1l'"c •h.an- Brassicaceae
recd brome Poaceae
J'= �r �' ✓��?il �r%ulanvm soapwort
r��'t r•�'�;:zJla brz:t eriLiliaceae
Prewer's spineflower Polygonaceae
LOv *e-f:uiu.�s�^ bindweed
�r�,,/;•u� c�"culrr."um Convolvulaceae
filaree Geraniaceae
�h:�7��Ir:�cvJ%lc�ruicu California poppy Papaveraceae
1:z�mcu/um :•u/�:�e fennel
I_uL;uol cru/If/;4•;rV,7 A piaceae
[Mian rye Poaceae
L::mal%ulv J.�cy•c;Irn.um
I.��n.1a�%ulrl ulrlcul�lu��1 Apiaceae.
Lc:lusst� Apiaceae
Fabaceae
succulent
succulent lupine Fabaceae
.1,'.•aa::�:� -_'c'e',7,c�; cheesewee d
.j/NJic; �o sMalvaceae
,ncJ v�irpha bur clover Fabaceae
ilel.�%n:usindicu.� yellow sweet clover Fabaceae
Aa'ir prick! tongue y ox � Asteraceae
plantain Plantaginaceae
RI-71112;:1 e!-ecu
plantain. Plan taginaceae
it'uo�er crisnu• curly dock Polygonaceae
ser, 'ic7 r'ulr;•rrr�c groundsel
+irle:•:e:�-, .,;e�,c:, Asteraceae
sow thistle Astcraceae
till�'3 pu/`hrJ purple needle grass Poaceae
l iciv h.e�n�ha/Pn.�%r purple vetch
. Fabaceae
P. C . Minutes
March 22 , 1989
Page 2 .
,-,,.he commission agreed to handle the next two items together .
----------------- ------------ --- -----------------------=---------
Item 2 . Public Hearing : General Plan Amendment GP/R/OD 1422 .
o�deration of amen(T7g7TFeT Lapse E e�map and zoning map
to change the designations from Low-density Residential ( R-1 ) to
Public Facility-Planned Development ) PF-PD ) and consideration of a
preliminary development plan allowing medical offices and a health
care facility ; 1575 Bishop Street ; County of San Luis Obispo,
applicant . ( Continued from January 25 and February 8 , February
22 , and March 8 , 1989)
---------------------------------------------------------------------------
-----------------------------------------------------------------
Item 3 . Public Hearing: Street Abandonment. Request to abandon a portion
o Tshop treeteb tween o nson venue and Flora Street; PF & R-1
zones ; County of San Luis Obispo , applicant. ( Continued from
February 8 , February 22 , and March 8 , 1989 )
-
------------------------------------=----------=--------------------------
Pam Ricci presented the staff report and recommended the commission
. recommend that council approve the negative declaration and approve the
general plan amendment , PD rezoning and preliminary development plan and
street abandonment .
.ommr. Schmidt was concerned with whether a PD rezoning was necessary .
Commr . Roalman felt a survey should be conducted to see if rare plants were
on site.
Commr. Gere.ty asked about city proposals for the connection of Flora and
Bishop Streets . Staff replied that options are being kept open .
Chairperson Kourakis opened the public hearing .
Paul Stormoen , applicant ' s representative , stated a master site plan . was in
development and would be reviewed by the Board of Supervisors . He explained
the State demonstration project .
Commr . Duerk suggested locating patios on the south side for better sun
exposure .
Commr . Schmidt asked about Parcel B uses . Mr. Stormoen responded with
possible future land use options .
Brendan McAdams , 4800 Corbett Canyon , discussed the background of. the
demonstration project and lease negotiations . He stated the adjacent land
could be used for a surgery center. He discussed the nature of the
proposed facility and stated that the timeline would not allow opening
Cir
46
P .C. Minutes
March 22 , 1989
Page 3 .
of the center for at least another year .
John Pryor , PO Box 746 , San Luis Obispo , project architect , discussed
building setbacks, project design specifications and state- imposed
timelines . He did not favor any delays .
Commr . Duerk was concerned_ with the service entrance location and
configuration .
Commr . Gerety was concerned with delivery noise .
Joanne Wheatley , 2263 Flora , agreed with the concerns about noise and
deliveries .
Chairperson Kourakis closed the public hearing .
Commr . Gerety moved to recommend that council approve reioning" of Phase A
to P-F-S and rezoning Phase B to P-F , adding a mitigation measure to survey
the site for rare or endangered plant species .
Commr. Hainline seconded the motion .
:ommr . Schmidt felt both parcels should have an S overlay to protect
residents.
:ommr. Roalman agreed with Commr . Schmidt .
' J
/OTING : AYES - Commrs . Gerety , Hainline , Duerk , and Kourakis .
NOES - Commrs . Roalman and Schmidt .
ABSENT . - Commr . Crotser .
rhe motion passes .
:ommr. Gerety moved to recommend that council abandon the designated
iortion of Bishop Street , subject to findings and conditions .
;ommr . Hainline seconded the motion .
'OTING : AYES - Commrs . Gerety , Hainline , Duerk , Roalman , Schmidt
and Kourakis .
NOES - None .
ABSENT - Commr . Crotser .
he motion passes .
tem 4 . Use Permit U1434 . Request to allow a 10-unit apartment project on
tTr_ee a3jace�7ots and to allow reduced street yard setback from
20 feet to 10 feet on the Sweeney Lane frontage ; 2936 , 2968 , and
2980 Rockview Place ;. R -2 zone ; Studio Design Group , applicant .
j
I
October 17, 1989
Ms. Pam Ricci \
Project Planner
City of San Luis Obispo
Dear Pam,
Enclosed is a letter referring to service related deliveries from
Surgical Recovery Center, Inc in Phoenix, Arizona. This facility has
been in operation in a residential area in Phoenix for 10+ years and
I feel they have a good assessment of delivery activity. I have
visited this facility and it is in a residential area in much closer
proximity to an adjacent residence than the San Luis Recovery, Inc.
would be to the nearest home on Flora.
I also contacted Tony Garr, the administrator for the Fresno Recovery
Gare Center. The Fresno facility has been open for one year and they
are located in a commercial area. Mr. Carr verified also that there
is minimal traffic from service deliveries.
Pam, if you need any further information, please contact me at Central
Coast Ambulatory Surgery at 546-9999. Thank you for all your assistance
with the project.
Sincerely,
Patricia A. ?ohnson
Administrator of San Luis Recovery Care
PJ/bs
gical -
R ecovery
Center, Inc.
August 16, 1989
Ms. Patricia Johnson
Administrator
Recovery Care of San Luis Obispo
2180 Johnson Avenue
San Luis Obispo, California 93401
Dear Pat,
As per our revent conversation I thought. you. might be
interested in some statistics concerning Surgical Recovery
Center, Inc., here in Phoenix, and our service related
deliveries.
The only delivery we have on a regular basis is our
linens and that is once (sometimes twice) a week. Other
services such as Medical Supplies are delivered once a month.
I think you will find that you will have very few
deliveries to your facility. After 10 years of ,being in
this business we still operate with a minimun of service
deliveries.
We do all of our grocery shopptng and as for patient
admissions we have on the average three or four admits per
day.
I hope this will help you understand our operation a
little better.
Best R aids,
I
Carolyn A. Caine,
Administrator
SURGICAL RECOVERY CENTER, INC.
cfa
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15A1os0 L57,QcEr toF-.4U' .v
P.O. BOX 746, SAN LUIS OBISPO, CA. 93406
J.IN cU,s Aecave.,v C/m 4'".oe'z john n3. Pryor
4N, nRCHITECT
fL;rvvr
31.0 among first in state to get 'recovery center'
Daily cost will be :yian'a-'t Amb"�a`0ry �Inc.. team outpatient Services ID the trem The surgical removal a! a u-
per/wma outpatient surgery y eat health cafe conks and keep PL or1a fatty beulga tumor,and
in space kaxd Itom Gmaral.Hoap� people oat of the bospttal. .su orernight.6ospftal syn coat and
$400; hospital cost tai This fiend D„contributed to the $61.TG altmaun wmdd ostia�A.
, .
would be near $� D00 enter mthisdrionwith
h McAdams, low Occup10" rates In the cjtya ti's'
r _ tar, and throw ho*t-t. In 1967,those rates "We aspect these (recovery) is-
Sand7 Mara.Its nursing director— were SS percent at Sierra Vista cfilues will cat medical costs b7
By Asn Fairbanks put together the application for a Regional Medica!Ciatec,3i percent eeeihtrd ti oer-0ag,'Johnson said.
Tekgram-TrlDuae resin care center. at Frvrch tl- " Medical Center
Sin Luis °aP The center would be open to
Obispo Recovery Care and r percent . Sin Luis Obispo healthy patents going in for elee-
The latest trend to the care of sae. will be set cep u a separate Central IiosplW, tiresurgery who don't need •'the
post-surgical patients is coming to business eorperattea tram the nor• Johnson amid the Sao Luis Obispo amenities of an acute care bospi-
San Luis Obispo. gory anter. whld Is owned by n Recovery Can will charge i400 a tai"Johnson said.
By nazt.March. the r Uy will be doetars. day.That includes everything,from "It fills the gap between the
we of Oily$is locations in the Stitt Johmson Said she anticipates same food to xWlks. hospital stay and in-and-out sur-
to have a"recovery care.center." of those doctors iW also be among In preparing their application,
Proposed by a group.of county thr X4rio abanholdera In the rt Mora found that It costs between
doctors ted b7 Dr. Brendan McAd- corp'neater. 1900 and 11.100 to speed one day to a Patients undergoing such prove-
ams,the recovery center got the go- The group Is agodatlmg a lease San We Obispo Canty hospital_ data as mastectomies•eaginal.hys-
ahead this week from the Office of for property located meat dna of Son owe all medkath— Supplies and lereetomies, open knee surgery. or
Statewide Health Planning and De- Lab OWapo's three DaepgaFa Jahn- prwCodares are added ion. Plastic surgery would he trans-
velopmeat. Son declined to wy wMrh ew. Were also raii—mbe t actual Iva• tetrad to the center by wan from
Stab Aealth officals had souttcit- She eipeay coedncym at ase p1W DdOslortDteeprocedura; bmpttala and outpatient atrgerj
W proposals statewide lir facilities 00 ON. IP-bed emtar will btrgla`la ' s A laaStoctamy pagent,hsspiW- Confers throughout the county.
outside a hospital where irost-sergl. November. with the opening ant for bled for five dam;was billed 90,875. They would remain in the.center
'cal paueats can recover for two or March 1. U bar surgery bad beam performed for cep to three days.
three days It will operate for three years as a an an outpatient bosis Sad she'd So far,the stall has approved five
Thirteen applications for the so- dmoti �
lratfm prwjeel No money stayed fin dejm at the onr7 centers. Thi elha4 era to San
'called "demonstration project" will come ham the onto, center, Man pfd, her big would Diego,Frigne.Noatingtom Beach
were received.SIS will be approred. The cis canters involved In the have been!3,150. mild San Jona.
`The fact that we N San Lois project will prowide me stay with •A gall Madder surgery and three ld San J se-inithe Sam Leis 001spo
t7uiapo .ill tK one of the torc-on- information to help omdafa-deter. days d bmpltagtatlam east 36,760. Rntei was rated by health officals
xrs hof tbia care) n the whole mine whether a Ikame and Caltj> Doing satpatlaod surgery Sad the u the feartD beat a the U
cis
is real exciting."said Petri- ry should be treated far eaovery recovery center, N could be cut to applications.
among
ca A.Johasot. care cents, 97.750.the said.
Johnson is administratar of Cen- If approved, such centers would
MEETii AGENDA
DATE /s rl 9 ITEM #
/ C D 9 , Ci+ , CA-3
County of San Luis Obispo
COUNTY GOVERNMENT CENTER SAN LUIS OBISPO,CALIFORNIA 93408 (805)549-5011
RECEIVE ®
December 4, 1989
i(YCAO DEC 1 Q Iggq OFFICE OF THE
COUNTY ADMINISTRATOR
John Dunn, City Administrator i
City of San Luis Obispo i CITY CLERK
Post Office Box 8100 wi T- i SAN LUIS OBISPO,CA
San Luis Obispo, CA 93403 Ii
Re: County Application to Rezone of a Portion of the Property Adjacent to
General Hospital (1575 Bishop Street)
Dear Mr. Dunn:
Unfortunately, county staff was not present at the City Council meeting on
November 21, 1989, to respond directly to questions and concerns expressed by
Council members. This letter should clarify the county's position regarding
Dr. McAdams' proposal to develop a Recovery Care Center on the property
adjacent to General Hospital.
In February of 1989, the county approved a 40-year land lease with San Luis
Recovery Care, Inc. for the purposes of construction of a Postsurgical Recovery
Care Facility on approximately nine tenths (0.9) of an acre of land adjacent to
General Hospital. The lessee also has an option to extend the leasesite to
include an additional six tenths (0.6) of an acre. At the time the county
entered into the lease with Dr. McAdams, he and his associates were one of a
small number of applicants in the state to receive a pilot project license to
operate a recovery care center.
The county's position was, and continues to be, that if a recovery care
facility project is going to exist in our community, we would prefer that it be
!ocated adjacent to General Hospital rather than a competing hospital. We
recognize that the facility is, to some extent, premature in that we have not
finalized a master plan for the hospital property. However, we had no choice
regarding the timing of the development of a recovery care facility, and felt
that it was a potentially valuable enough enterprise to General Hospital and
the county that we should allow Dr. McAdams to proceed with its development
prior to completion of a master plan. Because the county owns the subject
property, it was necessary for county staff to sign the application for
rezoning. However, we consider De. McAdams to be the applicant in this
process.
County staff met with city staff on two occasions in the fall of last year to
discuss both master planning issues for the property and the extent of
infrastructural improvements that the city would require of the county as a
condition of the recovery care center development. Our hope was that the city
would not require extensive road, utility or other infrastructural improvements
with this application, but wait until a master plan for development of the
property was finalized.
John Dunn
December 4, 1989
Page 2
Cl
As I mentioned in my letter to you dated July 28, 1989, the consultant
currently retained by the county is evaluating a shift in the governance of the
Hospital to a not-for-profit or some other type of model. We are not currently
involved in master planning for the Hospital and have not been since the BTA
analysis was completed over a year ago. As a member of the Community Health
Care Advisory Committee, Toby Ross played- a significant role in directing the
planning efforts that culminated in the BTA report. However, the plan
developed by BTA was never formally acted on by the Board of Supervisors.
I understand that Council expressed concerns that the county has been involved
in efforts to master plan the site, and has excluded the city from those
efforts. This is not the case. As I mentioned, we have been focusing on more
specific analyses, such as whether to construct a new intensive/coronary care
unit facility attached to the existing plant, and the governance analysis
mentioned previously. I can assure you that the county will make every effort
to involve city representation in future efforts to plan future land uses on
the Hospital property.
hope this clarifies the county's position on this issue. If you would please
ask your Community Development Department to forward a copy of the staff report
to my attention, I will make sure the county is represented at the meeting on
December 12. Thank you.
Sincerely,
GRobert E. Hendrix
County Administrator
cc' Board of Supervisors
Dr. Ben McAdams
Duane Leib, General Services Director
M. Marc Goldberg, General Hospital CEO
jh4/slogh/rcc
C
I
MEETING AGENDA
DWI E /•Z / 8 ITEM #
1:vAO .
jy Amj. 2053 Hays Street
IcfCie rt dg. San. Luis Obispo , Calif.
ERIK ss r December 8 , 1989
7 T
d,cid
Hon. Members of the City Council
City of San Luis. Obispo
990 Palm Street
San Luis Obispo , California 93401
Dear Members of the Council: Re: B.V. McAdams M.D.
Recovery Care Facility
Re-zoning
I respectfully request- that you. deny the re-zoning
requested in Application No. GP/R 1422 which would allow
the building of a Post-Surgical Recovery Care Facility by
Brendan V. McAdams , M.D. and his corporation on the County
General Hospital Site . I request this denial -because I
have been an active supporter of phe General Hospital for
twenty-six years and I believe that the addition of this
medical facility in a city which already has empty beds
and under-utilized facilities will increase costs to tax-
payers and health care consumers .
I see the responsibility of the City in this issue as
centered around one fact only. That is that the City has
no updated Plan to guide its zoning decisions in this area
of the City. Because any development on a fragment of this
area will require expensive expansions of the existing en-
frastructure (more streets , water use, sewage disposal , etc .) ,
it appears to me that it would .be more prudent to wait
until the County develops a Master Plan for the General
Hospital itself,and the site on which it is located , and
then make the necessary zoning changes at that time.
Since the City Council has a history of thoughtful and
responsible decision making, calculated to serve the best
interests of all the people of this City, I am confident that
You will either deny this zoning change at this time or else
postpone your decision until you have more input from City
.residents who will ultimately pay the increased costs .
Many thanks for your consideration. I am sorry I can-
not be present on Tuesday when this matter will be heard . I
have to be in San Francisco on business and to celebrate my
only grand-daughter 's First Birthday.
_ aE �e��aa E9 �feea�E ® RECEIV E®
Yours sincerely,
DEC 1 2 _,4.;,,
DEC 1 2 1989 ud�---
CITY CLERK Amy Arsenio
SAN LUIS OBISPO.CA CITY CLERK
SAN LUIS OSISpO CA